Marco Island is a Gulf-front city of about 16,400 year-round residents in southern Collier County, and the largest barrier island in the Ten Thousand Islands. Most homes sit on a 1960s canal grid, with condo towers along the beach. Browse Marco Island homes for sale below, then use this guide to check flood maps, housing age and pricing before you make an offer.
Marco Island snapshot from U.S. Census Bureau QuickFacts, Momentum market data drawn from SWFLA MLS (refreshed Oct 28, 2026) and the City of Marco Island Floodplain Management office. Listing prices change daily; see the live MLS listings below.
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About Marco Island
Marco Island sits on the Gulf of Mexico about 20 miles south of Naples (Wikivoyage, Oct 2026). It is in Collier County and has 12.16 square miles of land (U.S. Census, 2020). In 1896, Frank Hamilton Cushing’s Pepper-Hearst Expedition dug more than 1,000 wooden Calusa-era artifacts out of a pond on Key Marco. The site of that dig is now covered by a housing subdivision (Wikipedia, “Key Marco,” Oct 2026).
The Marco Island you see today began in 1962. That year the Mackle brothers bought most of the island from the heirs of Barron Gift Collier for an initial $7 million. Their Deltona Corporation laid out more than 12,000 homesites, 125 miles of roads and 90 miles of navigable waterways, and the island officially opened on January 31, 1965 (City of Marco Island, “The Mackle Brothers”). In 1976 the U.S. Army Corps of Engineers denied dredge-and-fill permits for the last two phases, Barfield Bay and Big Key. The fight ended on March 22, 1982, when the Supreme Court refused to hear Deltona’s petition (City of Marco Island). Marco Island became a city on August 28, 1997 (Wikipedia, Oct 2026).
Marco Island Housing Options
- Canal-front single-family homes. These sit on the Deltona-era lots that make up most of the island. Momentum’s single-family sales history spans homes built from 1965 to 2026, with a median build year of 2000. The typical home that sold in the 12 months ending September 2026 had about 2,254 sq ft (Momentum, Oct 2026).
- Gulf-front and near-beach condos. These run from 1970s mid-rises to newer towers. Southwinds Apartments at 130 N Collier Blvd was built in 1970-1973, and recent sales there were around $227,500 (Momentum, Jul 2026). Villa Del Mare on W Elkcam Circle dates to 1990, and its 12-month median was $700,000 on three sales (Momentum, Sep 2026).
- Interior and freshwater-canal homes. These are generally the lower-priced way to own a single-family home on the island.
Age matters for flood rules. The city’s first Flood Insurance Rate Map was adopted on September 14, 1979, so homes built before that date are “pre-FIRM.” Homes built before 1999 with no qualifying later work may have no elevation certificate on file (City of Marco Island, Realtors and Insurance Agents page).
Neighborhoods and Communities
- Old Marco. This is the original village area, which the Mackle purchase left out. The Key Marco shell mounds were leveled and built over, and the area is now Old Marco Village (Wikipedia, “Key Marco”).
- Hideaway Beach. A private club community with its own Hideaway Beach Tax District board, which operates under the City of Marco Island. Ian put 6 to 8 feet of water into the club property, and a fire later destroyed the building. A rebuilt 34,000-sq-ft sports and wellness center opened about three years after the storm (Fox 4).
- Key Marco (Horr’s Island). A developer renamed Horr’s Island “Key Marco” in the 1980s. Horr’s Island holds one of the oldest known burial mounds in the eastern U.S., dated to about 1450 BCE (Wikipedia, “Key Marco”).
- Marco Beach and the Collier Boulevard corridor. Condo towers line the beach side, with canal streets behind them. Momentum’s “Marco Beach” area had a $1.38M median on 118 sales (Momentum, Oct 2026).
- Goodland and Isles of Capri. These are small waterfront communities just off the island. Both are outside city limits, so permits there go through Collier County.
New Construction & Builders
Marco Island was almost completely platted decades ago, so new homes here are mostly custom builds on existing lots, often where an older house was torn down. National production builders such as GL Homes, Pulte, DiVosta, Lennar, Stock Development and Toll Brothers build on the mainland, not on the island (Lifestyle & Luxury Living, 2026). Momentum counted 26 new-construction homes listed or recently sold in its Marco Island single-family data (Momentum, Oct 2026).
New homes and major remodels are permitted by the City of Marco Island’s own Building Services department. In a flood zone, the city’s 50% substantial-improvement rule adds up work done over 5 years (City of Marco Island).
Location & Commute
Two bridges connect the island to the mainland. The S.S. Jolley Bridge on Collier Boulevard opened in 1969, and the San Marco Road (CR 92) bridge near Goodland replaced a 1938 wooden swing bridge in 1975 (Wikipedia, Oct 2026). Collier Boulevard heads north toward US 41 and I-75 and on to Naples, about 20 miles away (Wikivoyage, Oct 2026). Marco Island Executive Airport (MKY) handles general aviation (AC-U-KWIK). There is no commercial airline service on the island, so airline flights mean driving off-island (Wikivoyage). Moving from out of state? See our Florida relocation guide.
Flood, Hurricane & Insurance Notes
- Flood zones and maps. Marco Island’s special flood hazard areas are Zones AE and VE. Insurance is still rated on the FIRM dated May 16, 2012. The city has preliminary new maps, but they have not been adopted and no effective date has been posted (City of Marco Island). In Momentum’s check of 90 listed addresses, 96% were in a high-risk A-series zone, and the median elevation was 7 ft (Momentum, Oct 2026).
- CRS discount. The city’s Class 6 rating gives NFIP policies an automatic 20% discount (City of Marco Island).
- Storm history. Hurricane Irma made landfall on Marco Island at 3:35 p.m. EDT on September 10, 2017, as a Category 3 storm with 115 mph sustained winds (National Hurricane Center, Sep 2017). Irma mostly did wind and roof damage. Ian in 2022 was a surge event, and the city identified 302 residential and 61 commercial structures with damage (Naples Daily News, Oct 2022).
- Before you close. The city posts elevation certificates online. A new flood policy generally has a 30-day waiting period. Most standard NFIP policies include Increased Cost of Compliance coverage of up to $30,000 for mitigation after a flood (City of Marco Island).
- Sewer. Marco Island ran a multi-year program to replace septic systems with central sewer. As of 2009, the plan covered 5,700 properties in 15 sewer districts (South Florida Water Management District, Jan 2009). Confirm the sewer connection on any older home.
For a checklist of storm-related inspections, see our hurricane guide for Southwest Florida home buyers. To learn what a seller is required to tell you about past flooding, read Florida’s flood disclosure rules.
Marco Island Real Estate Market Snapshot
The Naples Area Board of Realtors’ monthly reports leave Marco Island out of their Collier County totals (NABOR, May 2026), so use island-level data.
- All property types, last 12 months: The median sale price was $1,375,000, up 1.1% year over year, across 762 sales. Homes sold for a median $680 per sq ft, compared with $341 for Collier County as a whole. Median days on market was 83, and homes sold at 89.9% of list price (Momentum / SWFLA MLS, Oct 2026).
- Inventory by price, Oct 28, 2026: There were 325 active listings and 59 pending. Of the active listings, 9 were under $300K, 38 were $300K-$500K, 73 were $500K-$750K and 205 were above $750K (Momentum, Oct 2026).
- Single-family homes: 250 closed sales in the 12 months ending Sep 20, 2026, at a median of $1,582,500 and $715 per sq ft, with 76 median days on market (Momentum, Oct 2026).
- Monthly view: The September median was $860,000, down 21.8% from a year earlier. The island had 6.5 months of supply. Houzeo puts condo prices around $592,500 and single-family homes around $1,565,000 (Houzeo, Sep 2026).
Single-month medians swing with the mix of condo and canal-home closings, so lean on 12-month figures. To estimate a payment at these price levels, try the SWFL mortgage calculator.
Tips for Buying in Marco Island
- Get the elevation certificate first. Look it up on the city’s site before you write an offer. If none exists, have a surveyor prepare one.
- Know a home’s flood-rule status before you plan a remodel. In a flood zone, work over 5 years counts toward the 50% substantial-improvement test. A big remodel could require bringing the house up to current elevation rules.
- Look at the canal, not just the house. Get the seawall inspected. Confirm dock permits. If you own a boat, check the clearance under any bridge between the home and the Gulf.
- For condos, read the building’s records. Ask for milestone inspection reports, the structural integrity reserve study and any special assessments. Our Marco Island flat fee listing page explains these rules from the seller’s side.
- Check rental plans before you buy. If you plan to rent the home out seasonally, check the city and state rules first, and compare costs with short-term rental management options.
- Agree on buyer-agent pay in writing. Since the 2024 NAR settlement, how the buyer’s agent is paid is negotiable and must be agreed in writing. See who pays the buyer’s agent in Florida.
Marco Island FAQ
How much does a home cost on Marco Island?
The median sale price across all property types was $1,375,000 for the 12 months reported in October 2026. Single-family homes had a median of $1,582,500 for the 12 months ending September 2026 (Momentum / SWFLA MLS). Condos generally cost less. Houzeo put them around $592,500 in September 2026.
Is Marco Island in a flood zone?
Most of it is. The island’s special flood hazard areas are Zones AE and VE, and insurance is rated on a FIRM dated May 16, 2012, while new preliminary maps are pending. The city’s CRS Class 6 rating gives NFIP policies a 20% discount (City of Marco Island).
How do you get on and off Marco Island?
You use one of two bridges. The S.S. Jolley Bridge carries Collier Boulevard north toward Naples and I-75. The San Marco Road (CR 92) bridge connects near Goodland. Naples is about 20 miles north.
Are there public schools on Marco Island?
Yes. Tommie Barfield Elementary, a Collier County Public Schools campus, is at 101 Kirkwood Street. Marco Island Charter Middle School and Marco Island Academy, a charter high school, are also on the island. Confirm school assignments with the district.
Do older Marco Island homes have elevation certificates?
Not always. The city posts the certificates it has on its website, but a structure built before 1999 with no qualifying work since may have none on record.
Nearby Cities & Communities
Looking farther north? Compare North Fort Myers homes in Lee County or the canal neighborhoods of Punta Gorda in Charlotte County.
If you would rather live on the mainland and drive to the beach, compare Naples homes for sale, about 20 miles north or Bonita Springs and Estero. You can also browse island listings on the interactive map search.
